Seniors Housing Accessibility in NSW: Housing SEPP Schedule 4 Explained (2026)
In NSW, independent living units and hostels approved under Chapter 3 Part 5 of the State Environmental Planning Policy (Housing) 2021 must meet Schedule 4 accessibility and usability standards. Those standards were updated on 14 December 2023. The 24 April 2026 amendments open more sites to Low and Mid-Rise height and floor space ratio standards, but they do not relax Schedule 4. A DA access report from an accredited access consultant shows the compliance path.
What changed in 2026, and what did not
Amendments to the Housing SEPP on 24 April 2026 let independent living units, hostels and residential care facilities in Low and Mid-Rise Housing Policy areas use the non-discretionary height and floor space ratio standards. These apply to development applications lodged on or after that date. Reported figures include R3/R4 inner areas at 2.2:1 and 22 m (or 24 m with ground-floor commercial or health services), R3/R4 outer areas at 1.5:1 and 17.5 m, and R1/R2 independent living units at 0.8:1. The 24 m height in transport-oriented development areas now covers all seniors housing types. Confirm the current instrument and mapping on the Planning NSW seniors housing page before lodgement.
The extra yield does not change accessibility obligations. Larger or taller buildings can bring more lifts, more common parking and more triggers under NCC Volume One Part D4 for Class 2, Class 3 or Class 9c elements. NSW building work is currently assessed against NCC 2022 Amendment 2 until NSW adopts NCC 2025 on 1 May 2027. The Premises Standards reference AS 1428.1:2021 from 29 July 2025.
Which seniors housing types Schedule 4 applies to
Schedule 4 applies to hostels and independent living units. Independent living units were formerly called self-contained dwellings. Residential care facilities are mainly governed by NCC Class 9c and aged care rules rather than the full Schedule 4 package. Section 85 of the Housing SEPP contains exceptions for certain independent living units above ground level in multi-storey buildings lodged by or with a social housing provider or Landcom; verify the exact subsection numbers on legislation.nsw.gov.au before relying on an exemption.
Schedule 4 checklist: what each section now requires
The December 2023 rewrite moved key elements from AS 4299 to AS 1428.1 and raised the accessible parking rate for independent living units from 5% to 10%. The table below maps the main topics. Always check the current Schedule 4 text for the precise wording and any further amendments.
| Topic | Requirement summary | Standard called up | Evidence on drawings or in the report |
|---|---|---|---|
| Path of travel | Continuous accessible path from the dwelling entrance to an adjoining public road (or internal road/driveway where site gradient requires). Percentage of dwellings varies with site gradient. | AS 1428.1 continuous accessible path of travel | Site plan with marked path, gradients, kerbs and cross-falls |
| Main entrance and door hardware | Clear opening and circulation space in front of and behind the entry door. Hardware compliant. | AS 1428.1 (no longer AS 4299 for these elements) | Entry plan and door schedule with circulation dimensions |
| Parking for independent living units | 10% of parking spaces accessible (increased from 5%). Class 1 integrated garages at least 3.2 m wide, capable of widening to 3.8 m without structural modification, 2.5 m high, max 1:40 gradient. Common parking for Class 1/2/3 follows group rules with AS/NZS 2890.6 spaces and 3.2 m alternatives. | AS/NZS 2890.6 for accessible spaces; Schedule 4 group percentages | Parking schedule and dimensioned layouts. See accessible car parking NSW |
| Bathrooms and toilets | Accessible shower without hob or step, circulation, floor gradient to waste, mixer location. Slip-resistant floor (minimum P3 under AS 4586-2013). Toilet setout and circulation. Washbasin capable of AS 1428.1. | AS 1428.1 and AS 4586 | Sanitary layouts with dimensions and slip rating notes |
| Switches and power points | Heights and locations suitable for reach. | AS 1428.1 | Electrical schedule or annotated plans |
| Kitchen, laundry and linen | Circulation between benches (minimum diameter stated in Schedule 4). Location on entry level or private lift-served floor. | Schedule 4 dimensions | Unit plans with clearances marked |
| Private passenger lifts | Minimum car size, landings and controls where used to reach required rooms. | AS 1735.12 or AS 1735.15 as called up | Lift specification and landing plans. See platform lifts CDC Class 2 NSW |
| Private open space | Accessible from the unit, with slip resistance on balconies and external areas. | Schedule 4 and AS 4586 | Outdoor area plans and materials notes |
| Path to garbage areas and letterboxes | Improved access to ancillary spaces and letterboxes for wheelchair users. | Schedule 4 | Site plan showing continuous path and reach heights |
| Removed items | Bedroom lux levels and telephone outlet requirements no longer apply. | n/a | Note in report that these are not required |
Bedroom and living room location rules require at least one bedroom and the living room on the entry floor or a floor served by a private passenger lift accessible only from inside the unit. Living room circulation includes a 2250 mm clear diameter.
Schedule 4 versus the NCC versus the Premises Standards
Three layers apply. At DA stage the consent authority assesses Schedule 4 plus the Seniors Housing Design Guide (December 2023, which replaced the 2004 Urban Design Guidelines for Infill Development). At construction certificate stage common areas must meet NCC Volume One Part D4 where the building is Class 2, Class 3 or Class 9c, and the Premises Standards where they apply. See NCC Part D4 access guide.
A common trap is drawings that meet Schedule 4 inside the unit but miss Part D4 in common areas, or the reverse. Where an AS 1428.1 dimension cannot be met at construction certificate stage, a Performance Solution against the relevant Part D1 Performance Requirements is one path. That does not vary a DA condition; any change to the consent goes through a section 4.55 modification. See performance solutions and what is an NCC Performance Solution.
Is AS 4299 still relevant to seniors housing?
Schedule 4 now relies on AS 1428.1 for the main entrance, door hardware, switches and the path of travel. Many council development control plans still set AS 4299 adaptable-unit percentages for residential flat buildings. A mixed project can trigger both. See adaptable housing and SDA versus livable versus adaptable.
NSW has not adopted the NCC Livable Housing Design Standard (Parts G7 and H8 are blank). Sydney Access Consultants does not hold Livable Housing assessor registration. We review against the Livable Housing Design Guidelines where a development control plan or consent condition asks for it. See livable housing.
What a seniors housing DA access report should contain
Scope, a Schedule 4 compliance table, path-of-travel plan mark-ups, a parking schedule, sample unit plans, a preliminary NCC Part D4 review for the construction certificate stage, items deferred to construction certificate, and any Performance Solution flags. See what certifiers want in an access report, DA versus CC access report, and access reports for DA, CC and CDC.
Sydney Access Consultants is an ACA Accredited Member 435.
Common issues on seniors housing DAs
Typical issues include a path to the public road broken by grades or kerbs, garage widths without the capability to widen, accessible parking count rounding, letterbox reach, garbage path continuity, and private lift landings. These are framed as common compliance points rather than specific project examples.
Frequently asked questions
What accessibility standards apply to seniors housing in NSW?
Independent living units and hostels approved under the Housing SEPP 2021 (Chapter 3, Part 5) must meet the accessibility and usability standards in Schedule 4. Those standards were updated on 14 December 2023 and call up AS 1428.1 for elements such as the main entrance, door hardware, switches and the path from the dwelling to the public road. At construction certificate stage, common areas must also meet NCC Part D4.
How much accessible parking does an independent living unit development need?
Since the December 2023 amendments, 10% of parking spaces for independent living units must be accessible, up from 5%. Accessible spaces in common car parks follow AS/NZS 2890.6. Integrated garages for Class 1 independent living units are typically at least 3.2 m wide and must be able to widen to 3.8 m.
Did the April 2026 Housing SEPP changes relax accessibility for seniors housing?
No. The 24 April 2026 amendments let seniors housing in Low and Mid-Rise Housing areas use the Low and Mid-Rise height and floor space ratio standards, which means more yield on more sites. The Schedule 4 accessibility and usability standards still apply in full to independent living units and hostels.
Planning a seniors housing DA under the 2026 rules? Call Sydney Access Consultants on (02) 9586 3111 for a fee proposal or quote on your Schedule 4 access report.
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